Corner Gas Station
New
For Sale
$539,000
4101 E Western Drive, Cottonwood, AZ 86326
Fenced commercial site with a garage, office space, upper-level living quarters, marquee signage, and C2-3 zoning.
Property Size2,352 SF
Price / SF$229.17
Days on Market2
Property Features for 4101 E Western Drive
General Information
Standard status
Active
Size
2,352 SF
Property subtype
Comm/industry Sale
Zoning
C2-3
Additional Details
Fenced Yard
Yes
Amenities
garage
office space
living quarters
marquee sign
Listing Agency:
McMahon & Miller Commercial
(928) 224-2709
Listed By:
Padraic Hawley · License #BR527203000
(928) 399-9141
Source:
Juliebradfeldt
Added: Sep 11
Last Checked: Sep 11 at 11:03AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of McMahon & Miller Commercial
Investment Insights
Based on property information with market context.
Built in 1971, this former gas station property at 4101 E Western Drive includes an existing garage, office space, and living quarters located above the main improvements. The site is fenced, and the included marquee sign remains in place. Underground tanks have been removed, distinguishing the current configuration from an operating fueling facility.
The property carries C2-3 zoning, with usage details referenced in the attached documentation. A neighboring car wash property is also available, offering the option to evaluate both properties together. The asset is located in Cottonwood, Arizona, at the corner-lot address of 4101 E Western Drive.
The property carries C2-3 zoning, with usage details referenced in the attached documentation. A neighboring car wash property is also available, offering the option to evaluate both properties together. The asset is located in Cottonwood, Arizona, at the corner-lot address of 4101 E Western Drive.
Key Highlights
- Former gas station property with tanks removed
- Existing garage, office space, and upper‑level living quarters
- Fenced corner‑lot commercial site
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$45,421
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.43%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$908,420
$908.4K
Cap Rate 7%
$648,871
$648.9K
Cap Rate 9%
$504,678
$504.7K
Market Conditions
NOI Build-Up for 2,352 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$68.3K $29.04/SF
− Vacancy
−$3.4K −$1.45/SF
EGI
$64.9K $27.59/SF
− OpEx
−$19.5K −$8.28/SF
NOI
$45.4K $19.31/SF
Area
Yavapai County, AZ
Vacancy
5.00%
Lease Rate
$29.04 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$908,420
Cap Rate 7%
$648,871
Cap Rate 9%
$504,678
Alternative Uses
Best Use
Industrial
$648.9K
$567.8K – $757.0K
NOI $45,421 @ 7.0% cap · market cap 8.43%
Second Best
Retail
$582.5K
$509.7K – $679.5K
NOI $40,772 @ 7.0% cap · market cap 7.56%
Theoretical Best
Warehouse
$787.9K
$689.4K – $919.2K
NOI $55,154 @ 7.0% cap · market cap 10.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
134
Businesses Nearby
Explore this area
Business Placement
Demographics for 86326, AZ
24,465
Population
12,243
Households
2
Avg Household Size
49
Median Age
25%
College-Educated
91%
High-School Grad
45.5 sq mi
ZIP Area
538
Density / Sq Mi
$58,250
Median Household Income
$36,479
Median Earnings
$1,102
Median Rent
$312,400
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Gas station - Fenced commercial site with a garage, office space, upper-level living quarters, marquee signage, and C2-3 zoning.
Where is this gas station located?
The property is located at 4101 E Western Drive Cottonwood, AZ.
What is the asking price?
The asking price for this property is $539,000.
What are key features of this property?
This property features: Former gas station property with tanks removed; Existing garage, office space, and upper‑level living quarters; Fenced corner‑lot commercial site
